Skiatook Commercial Property on Hwy
For Sale
Contact for pricing
603 W Rogers Boulevard, Skiatook, OK 74070
Versatile commercial property with shop and office space on Hwy 20.
Property Size3,750 SF
Price / SF$133.07
Days on Market157
Property Features for 603 W Rogers Boulevard
General Information
Standard status
Active
Size
3,750 SF
Property subtype
Mixed Use
Building Details
Year Built
1990
Listing Agency:
RE/MAX Results
(918) 289-9918
Listed By:
Sarah Tucker · License #174916
Source:
Crexi
Added: Mar 18
Changed: Aug 14
Last Checked: Aug 20 at 10:33AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Results
Investment Insights
Based on property information with market context.
This commercial property is located directly on Hwy 20 in Skiatook, offering visibility and access. The property includes both shop and office space, suitable for contractors, service businesses, entrepreneurs, or a variety of commercial uses. The property offers a functional space in a central location. The property size is 3750 square feet.
Key Highlights
- Prime location directly on Hwy 20 in Skiatook.
- Excellent visibility and easy access.
- Versatile property with both shop and office space.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$34,172
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$683,440
$683.4K
Cap Rate 7%
$488,171
$488.2K
Cap Rate 9%
$379,689
$379.7K
Market Conditions
NOI Build-Up for 3,750 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$60.8K $16.20/SF
− Vacancy
−$6.1K −$1.62/SF
EGI
$54.7K $14.58/SF
− OpEx
−$20.5K −$5.47/SF
NOI
$34.2K $9.11/SF
Area
Tulsa County, OK
Vacancy
10.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$683,440
Cap Rate 7%
$488,171
Cap Rate 9%
$379,689
Alternative Uses
Best Use
Mixed Use
$488.2K
$427.2K – $569.5K
NOI $34,172 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$845.1K
$739.5K – $986.0K
NOI $59,160 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
Explore this area
Business Placement
Demographics for 74070, OK
15,407
Population
6,179
Households
2.5
Avg Household Size
40
Median Age
22%
College-Educated
90%
High-School Grad
195.9 sq mi
ZIP Area
79
Density / Sq Mi
$63,777
Median Household Income
$39,518
Median Earnings
$951
Median Rent
$208,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile commercial property with shop and office space on Hwy 20.
Where is this mixed-use property located?
The property is located at 603 W Rogers Boulevard Skiatook, OK.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Prime location directly on Hwy 20 in Skiatook.; Excellent visibility and easy access.; Versatile property with both shop and office space.
